5 March 2008 · Delegated - Senior Planning Officer (Mrs F Mullen)
Land Adjacent To, Lyngarth, Beachfield Farm Lane, Kirk Michael, Isle Of Man, IM6 1hb
The proposal involved approval in principle for a new detached dormer bungalow on a plot of undeveloped land within a cluster of existing dwellings (Lyngarth, Sunset View, Valhalla, Geay Varrey, Beachfield House) south of Shore Road in Kirk Michael, Isle of Man, accessed via the narrow unadopted Beachfield Farm Lane of…
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The officer assessed that the narrow, unadopted Beachfield Farm Lane, with no footpaths, lighting, and serious deficiencies, was already strained and could not safely or conveniently accommodate traff…
The potential of the Beachfield Farm Area for light industrial/craft workshops should be examined
The site is within Predominantly Residential zoning in the village envelope, presuming residential development acceptable absent sustainable objections. Officer found principle acceptable but access deficiencies overrode zoning support. No specific policy code quoted; tension arose from interpreting prior appeal precedent as limiting further infill despite zoning.
Coastline erosion policy
Requires development proposals to take heed of continuing coastal erosion. Site outside 50-year high-erosion zone (3x normal rate), with other properties intervening and recent approvals nearby; Posford Duvivier reports (0.7m/year long-term) confirmed access viable for ~150 years. No DoT objection on erosion grounds.
no objection
no objection subject to discussing connection to mains sewerage prior to detailed application
Isle of Man Water Authority provided standard no objection response with condition for water connection contact; no other statutory consultee responses included, only public representations objecting to the application.
Isle of Man Water Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
The original application PA 02/1434 for full approval of a single-storey dwelling with integral garage for a family with a disabled child was initially refused by the Planning Committee but approved at Review stage, prompting third-party appeals (AP 2086) from Michael Parish Commissioners and residents citing coastal erosion, access inadequacy, and drainage. The inspector found the site within the Predominantly Residential zone of Kirk Michael Local Plan, accepted expert evidence of long-term erosion rates (0.7m/year) rendering erosion concerns unfounded, deemed additional traffic from one dwelling acceptable on the narrow private lane, and recommended dismissing the appeals to grant approval, which was confirmed by the Minister. A subsequent application PA 07/01946/A for approval in principle of a dormer bungalow on adjacent land was refused due to inadequate access given prior approval of Sunset View (PA 02/1434), with appellants arguing zoning compliance and historical traffic capacity. The 2008 inspector concurred with prior concerns over the substandard private lane's capacity for additional traffic, finding unacceptable road safety impacts despite residential zoning, and recommended dismissal.
Precedent Value
Establishes that residential zoning in village envelopes presumes acceptability if expert evidence counters site-specific risks like erosion, but cumulative traffic on substandard private accesses has strict limits—single dwellings may pass but additional ones fail on safety even in zoned areas.
Inspector: Unnamed (AP 2086, report 16 July 2003); John S Turner (07/01946/A, report 9 July 2008)
